TABLE COMPRISING THE KEY AMENDMENTS PROPOSED TO THE BUILDING MAINTENANCE AND STRATA MANAGEMENT ACT (BMSMA)
Note:
The table below provides a list of the key items being amended, the content of the amendments and the rationale for the amendments. The list contains (i) amendments which were
included in the 2nd public consultation and well-supported based on the feedback received, and (ii) new proposals.
GLOSSARY:
BMSMA means ‘Building Maintenance and Strata Management Act’
Commissioner means ‘Commissioner of Buildings’
MCST means ‘management corporation strata title’
SP means ‘subsidiary proprietor’
Part (A) – To uphold the principles of governance and transparency in the running of strata developments
S/No. Item
1
Proxy System
Existing provision
Content of amendment
Rationale
Subsidiary proprietor(s) can appoint a proxy to
attend the general meeting of the MCST on his
behalf but there is no restriction on the number
of proxies a person can hold.
(a) A person may only be appointed as the proxy holder for
either 2% of the total number of lots in the development or
2 SPs, whichever is higher.
Prevent abuse by persons who garner large numbers of
proxy votes, which could be more than the number of
attendees, thereby influencing decision making in a general
meeting.
In the Act, there is also a proxy form for MCST
to follow but it is not prescribed, and the MCST
can amend the content of the proxy form to
their own preference.
(b) Proxy holder is responsible to ensure that he does not
exceed the cap referred to above. If the proxy holds more
than the cap referred to above, the additional proxy held is
void.
(c) The proxy form is to be signed by the person appointed by
the proxy and the proxy. The format of the proxy form will
be prescribed, and the proxy giver has the option to indicate
their decision(s).
(d) All proxy forms are required to be documented and kept as
MCST’s records.
(e) A list of proxies present at the meeting is to be included as
part of the minutes of the general meeting.
2
Payment of
Honorarium to
Council Members
Nil
(a) MCSTs have the option of paying council members an
honorarium, which is to be determined by a special
resolution at the annual general meeting.
(b) The amount of honorarium will be pro-rated according to
period of service rendered and is capped at $250 per year
per council member. The payment of honorarium will be
from the management fund and in monetary terms only but
Allow MCSTs to show recognition for the time and effort
put in by council members as election to the council is
voluntary and hence, the council members spend a lot of
personal time and effort in the day-to-day running of the
estate.
S/No. Item
Existing provision
Content of amendment
Rationale
not via a reduction or discount to the maintenance
contributions that each council member has to pay.
3
Consent of
Nominees for
Election as Council
Members
Nil
A person who is nominated for election as council member at
the general meeting must give his/her consent prior to the
election although the nominee does not need to be present at
the general meeting.
Avoid instances where SPs are nominated and elected to
serve as council members without their knowledge.
4
Motion to
Terminate or Reappoint Managing
Agent at Every
Annual General
Meeting (AGM)
The appointment of managing agent by the MCST
could be for a period of up to three years (i.e. at
the conclusion of the 3rd AGM), and the
performance of the managing agent is to be
reviewed at each AGM. In addition, the expiry of
the appointment of a managing agent falls at the
conclusion of an AGM.
If a managing agent is already appointed on a 3 year term, there
is no need for an annual review of the managing agent’s contract
at the AGM to decide whether the managing agent should be reappointed or terminated.
It is redundant to review the appointment of managing
agent every year if the managing agent has already been
appointed by the MCST on a 3-year term.
5
Approval of
Maintenance
Charges before Sale
Launch of A
Development
The developer must seek the approval from the The developer will now be required to seek the approval from the For transparency, to allow the potential purchaser to know
Commissioner prior to the collection of Commissioner for the quantum of maintenance charges before the expected amount of maintenance charges from the
maintenance charges.
the sale of any strata lot.
developer before purchasing the property at the sale
launch of development.
6
<NEW>
Failure to Return
Documents to
Management
Corporation
It is a duty for any person holding on to the The proposed amendments will make it an offence for failing to Deter people from holding on to the MCST’s documents
documents of the MCST to hand over the hand over MCST documents.
unnecessarily and facilitate the MCST in getting back these
documents after being notified to do so.
documents e.g. financial statements which could be critical
to the management and operation of the MCST.
7
<NEW>
Expanding the
Commissioner’s
Monitoring Powers
Nil
(a) The Commissioner may appoint a Receiver to manage the
MCST during an emergency or critical situation.
Ensure that the management and operation of the MCST
can continue in exceptional circumstances where there is
no council governing the estate.
(b) The appointment of a Receiver is upon application from SPs
comprising at least 20% of the aggregate share value of the
total lots or not less than 25% of the total number of lots.
(c) The Receiver will be appointed for any period not exceeding
15 months or till the next annual general meeting is due,
where the new Council will be elected.
8
<NEW>
Prohibition of
Treasurer to Hold
Office as
Chairperson or
A council member can be appointed to one or (a) A Treasurer appointed to the Council cannot also
more of the offices of Chairperson, Secretary or
concurrently hold the office of Chairperson or Secretary.
Treasurer.
(b) This prohibition shall not apply to strata-titled
developments with 10 or fewer lots.
Segregate the duties and powers of a Treasurer from that
of a Chairperson or a Secretary to encourage separation of
powers and good governance.
S/No. Item
Existing provision
Content of amendment
Rationale
Nil
Where a MCST has design guidelines in place for the design of Encourage MCSTs to put in place design guidelines for
safety grilles within SPs’ units, the SPs must follow the guidelines. safety grilles to prevent harm to children.
Where there are no design guidelines, the MCST shall not prevent
SPs from installing safety grilles to prevent harm to children.
Secretary
Concurrently
9
<NEW>
Safety Grilles
Part (B) – To clarify and enhance the public’s understanding of the rules under the BMSMA
S/No. Item
Existing provision
Content of amendment
Rationale
10
Developer’s
Liabilities with
Regard to
Payment to the
Maintenance
Fund
The developer is given a 3-month grace period from the date
of the Temporary Occupation Permit (TOP) to make the
contribution towards the maintenance fund for units sold
before TOP but not yet handed over to the purchasers.
For sold units but not handed over to the purchasers, the
The grace period is reduced since generally developers are
developer will be given a 4-week waiver of the maintenance able to hand over all the sold units to purchasers within a 4charges and will only have to start paying into the
week period.
maintenance fund 4 weeks after the issuance of the first
TOP in respect of a development.
11
Transfer of
Balance of
Moneys from
Developer to
the MCST
When a MCST is constituted for a development, the
developer is required to open a bank account in the name of
the MCST and transfer the balance of moneys from the
maintenance fund to this account. It is unclear whether this
amount can be a deficit.
The balance of moneys to be transferred by the developer
from the maintenance fund to the MCST’s bank account
upon the constitution of the MCST shall be a positive
amount.
Prevent cases when the balance of moneys is in the deficit.
12
Definition of
“Common
Property”
"Common property" in a strata development refers to an
element in relation to any land and building shown in the
strata title plan which is not comprised in any unit and is also
used or capable of being used or enjoyed by occupiers of 2
or more units.
(a) To make clearer the definition of “common property”
to include key structural elements (foundations,
beams, columns) of the building.
Recognise that critical components such as structural
elements and systems spanning across strata lots are better
maintained by the MCST because MCSTs have a collective
interest in maintaining these structures and systems. Also
facilitate emergency repairs and minimise disputes
between MCST and individual lot owner on which party is
to maintain such common property rightfully.
(b) To make clear that fire sprinkler and central airconditioning systems are also part of common
property to be maintained by the MCST.
(c) To make clear that any conduit, pipe, cable, ducts that
services two or more lots but may be embedded within
one strata lot is to be considered common property.
* - The proposed amendments will make slabs common
property. However, for inter floor leakage cases that are
brought before the Strata Titles Boards, the presumption
that the leak originated from the unit above will remain
and the person who owns the unit or space above will
continue to be responsible for repairing the defect unless it
is proved otherwise.
13
Improvements
to the Common
Property
MCST has to be directed by a special resolution to install or
‘Improvements’ to the common property will be made
provide additional facilities or make improvements to the
clear to include additions and alterations to and erecting
common property for the benefit of the SPs constituting the new structures on the common property, and making a
MCST.
change in the use of the common property, in relation to
the duties of the MCSTs.
Make clear what constitutes ‘improvements’ to common
property, which requires a special resolution to be passed
by the MCSTs in a general meeting.
14
2-Tier
Management
Corporation
Scheme Representation
of Hotel in the
In a 2-tier MCST scheme, at least one member of the
executive committee of sub-MCST would automatically be
made a member of the council of the MCST. As the hotel
component is an independent lot, it could not form a subMCST (there must be at least 3 lots in each user group to
form a sub-MCST).
Allow the interests of the hotel group or other similar single
independent lot users groups to be represented in the main
Council of a 2-tier MCST scheme.
Hotel (or other similar single independent lot user groups)
as defined in the Regulations can form a sub-MCST and be
represented in the Council of the main MCST in a 2-tier
MCST scheme.
Note: ‘Single independent lot user groups’ refers to lots that
are not allowed to be sub-divided under the Planning Act.
S/No. Item
Existing provision
Content of amendment
Rationale
Council of the
MCST
15
Membership of The MCST will determine the members of council at the
the Council in a Annual General Meeting, but in no case exceeding 14
Mixed
natural persons.
Development of
a Single-Tier
MCST
In a mixed-use development of a single-tier MCST, each
property user group (e.g. residential / office / commercial)
is automatically allocated one seat in the Council of MCST.
Allow the interests of each property user group to be
sufficiently represented in the management and operation
of a mixed-use development of a single-tier MCST.
16
Chairing of First
Annual General
Meeting by
Owner
Developer
The first AGM of the MCST could be chaired by the owner
developer acting personally or through an agent.
The wordings “or through an agent” are removed from the
provision relating to the chairing of first annual general
meeting of the MCST.
Increase responsibility on the developer to address queries
and receive feedback from SPs by chairing the first annual
general meeting of the MCST.
17
Lodgment and
Display of Bylaws
(a) By-laws made by the MCST are to be lodged with the
Commissioner within 30 days after the by-laws are
passed in order to have effect.
(a) The timeline for the lodgement of by-laws is extended
from 30 days to 45 days from the passing of the
resolution.
(a) Give sufficient time to incoming Council to hold their
first meeting for the appointment of office bearers and
signatories before making the lodgment of by-laws.
(b) Facilitate SPs to obtain a copy of the by-laws at a
prescribed fee or view the by-laws at the management
office at no cost.
(b) The MCST shall supply a copy of the by-laws which are
in force, on receipt of a written application at a
reasonable cost.
(b) A prescribed form will be provided for the lodgement
of by-laws in the Regulations.
(c) The fee for obtaining a copy of the by-laws is as
prescribed in the Regulations.
(d) MCSTs shall make available the by-laws at the
management office for viewing by SPs at no cost, if a
copy of the full set of by-laws is not displayed on the
MCST’s notice board.
18
Payment of Any
Income from
Rental and
Charges
Derived from
Common
Property into
MCST’s
Management
Fund
Nil
MCSTs can pay into its management fund any income from
rental and car park charges derived from the common
property of the development.
Enable MCST to defray part of the maintenance expenses
by creating more avenues for MCSTs to pay into its
management fund.
19
Usage of
Management
Fund for Social
Activities,
Seeking Legal
Advice, and
Moneys in the management fund can only be disbursed for
certain purposes, which is primarily for the purpose of
maintenance and management of the common property.
Management funds can be used to:
Provide clarity and allow MCSTs more scope on the use of
management fund.
(1) Organize social or sports activities;
(2) Obtain legal advice (subject to obtaining an ordinary
resolution);
S/No. Item
Existing provision
Content of amendment
Payment of
Honorarium
Rationale
(3) Pay an honorarium to council members (subject to
obtaining a special resolution).
The estimated expenses for item (1) and (2) mentioned
above must be included in an annual budget and approved
at the Annual General Meeting.
20
Keeping of
Strata Roll
The strata roll shall be kept in the form of a book (either
bound or loose-leaf) which shall contain one or more pages
in respect of each lot in the subdivided building
21
Electronic
Service of
Notices
The BMSMA from time to time requires service of notices of (a) To include in the strata roll the email address provided
general meetings and other documents on SPs, mortgagees
by the subsidiary proprietor for the service of notices
of a lot etc. Notices need to be served through posting it or
by the MCST.
sending it by facsimile or leaving it at his address or affixing (b) To allow service of notice on a person by electronic
the notice on the front door of his lot.
mail.
Cater to the growing trend of reliance on electronic means
of communication.
22
Display of
Minutes on
Notice Board
(a) The MCST is required to maintain a notice board if
required by its bylaws.
(a) MCST must maintain a notice board in the common
area for display of notices, minutes and circulars.
(b) The MCST is required to post the minutes of council
meeting within 7 days after the meeting.
(b) The time frame for displaying the minutes of council
meeting is extended from 7 days to 14 days after the
meeting.
Facilitate the delivery of information to SPs so that they are
kept apprised of the management and operation of their
MCSTs.
23
Proceedings of
General
Meetings of the
MCST or
Subsidiary
MCST
(c) The MCST is required to include a copy of the minutes
of the latest general meeting in the notice of general
meeting.
(c)
(a) Only the list of agenda items for the first AGM is
prescribed in the BMSMA. The BMSMA does not
prescribe a similar list of agenda items for subsequent
AGMs.
(a) Necessary items to be included as part of the agenda
of subsequent AGMs will be specified.
(b) Every motion tabled in the agenda of an AGM can only
be amended if the general meeting decides by way of
resolution to amend the motion.
(c) Nil
(d) Nil
24
Making
Improvements
to a Lot
MCSTs can keep strata roll also in electronic forms.
A 90% resolution is required as an authorisation from the
MCST to allow SPs to make improvement to his lot if the
works involves an increase in floor area
Minutes for any general meeting of the MCST or the
sub-MCST shall be displayed on the notice board
within 45 days after the meeting.
(b) Motions can be amended by way of resolution at a
general meeting only if the amendment does not
change the subject matter of the original motion.
(c)
Cater to the growing trend of reliance on electronic means
of keeping records.
Response to feedback that some parts of the proceedings
of general meeting are not provided for in the BMSMA,
which lead to confusions and queries among MCSTs and
SPs.
Procedures on how a general meeting can be
adjourned and resumed at a later date will be set out.
(d) The minimum mandatory information required to be
recorded in the minutes of general meetings will be
specified.
Making improvements to a lot, which constitutes an
increase in the gross floor area (GFA) and a grant of
Planning Permission by the competent Authority, requires
the passing of a 90% resolution in a general meeting.
Make clear that the SP must secure a 90% resolution only
when improvement to a lot affects GFA for which a grant of
Written Permission (WP) by URA is required.
S/No. Item
25
Types of
Resolutions to
Be Passed
Existing provision
Content of amendment
Rationale
The types of resolution required is not expressly stated.
An ordinary resolution is to be passed in a general meeting Provide clarity on the type of resolution to be passed for
of MCST for:
these items.
(a) Executing a lease of part of common property for a
period less than a year;
(b) Approving the subdivision or amalgamation of lots;
(c) Determining the amount of maintenance contributions
for both the management fund, sinking fund, and
additional levies;
(d) Insuring any property not already required to be insured
under the BMSMA; and
(e) Representing SPs by MCST in legal proceedings.
(f)
26
27
28
First Annual
General
Meeting of
MCST and
Subsidiary
MCST
(a) Nil
Vacation of
Office by
Council
Member
A council member will vacate his office at
Powers of
Management
Corporation to
Carry Out Work
Nil
(b) The timeline for the MCSTs (under the care of the
developer) to convene the first annual general meeting
upon receipt of written request from SPs comprising at
least 10% of total number of lots in the development to
do not later than 6 week.
the end of the next annual general meeting at which a new
council is elected by the management corporation or upon
the election at a general meeting of another person to that
office, if earlier.
Impose restrictions on council of MCST
(a) Where the development has a 2-tier MCST scheme, to
make clear that the sub-MC is under a duty to hold a
first AGM separate from the main MC within a
stipulated timeline
(a) The timeline for the MCSTs (under the care of the
developer) to convene the first annual general meeting
upon receipt of written request from SPs comprising at
least 10% of total number of lots in the development
to do so is extended from 6 weeks to 8 weeks.
Every council member will automatically vacate their office
at the end of every annual general meeting regardless of
whether a new council is elected.
Clarify that council members who wish to continue their
term must be re-elected into the council at every general
meeting. The office for the members in the council should
not automatically continue for another term. To ensure
transparency and good governance.
(a) Every SP is responsible to rectify any defective pipe,
chute or facility used for sewerage and other similar
services, if they are being exclusively used or enjoyed
by his lot. Should the SP fail or neglect to carry out the
necessary rectification work, the MCST may do so.
(a) Make clear that the upper unit is responsible to
maintain the discharge pipe located in the strata
boundary of the lower unit which is not a common
property and serving only the upper unit.
(b) Every SP is responsible to remedy any improvement
carried out by him in or upon his lot which affects the
appearance of the building. Should the SP fail to carry
out the rectification work, the MCST may do so.
29
Counting of
Notice Period
Nil
Facilitate the holding of the first annual general meeting in
an expeditious manner
To stipulate how timelines should be computed when prior
notice needs to be given.
(b) Clarify that SPs are responsible to remedy an
improvement he has made to his lot which affects the
appearance of the building.
(c) Empower the MCST to carry out the works described
under (a) and (b) above if the SP has failed to do so.
Provide clarity on computing to reduce ambiguity in
meeting notice requirements under the BMSMA.
S/No. Item
Existing provision
Content of amendment
Rationale
for the Purpose
of BMSMA
30
Definition of
“days”
Nil
Distinguish between ‘days’ and ‘working days’, which
‘working days’ exclude Saturdays, Sundays and Public
Holidays.
Make clear that notice periods will be calculated in ‘working
days’ whereas other timelines under the BMSMA will be in
calendar days.
31
Service of
Notice on
Council
Members for
Council
Meetings
A notice has to be served on every council member to
notify of any upcoming council meeting. However, the
mode of service of notice is not described.
Serving notice on council members for council meetings by
email is acceptable if the council member gives his consent
to be so notified.
Cater to the popularity of using electronic means for
communication.
32
<NEW>
Display of List
of Eligible
Voters for a
General
Meeting
The list of persons eligible to vote at general meeting,
which is to be displayed on the noticeboard, shall contain
the names of the persons.
The list of persons eligible to vote at general meeting,
which is to be displayed on the noticeboard, shall contain
the names and the addresses of lots owned by the persons.
The MCSTs are specifically empowered by the BMSMA to
include the ‘addresses of lots owned by the persons’ in
addition to the names of the persons in the list of eligible
voters.
33
<NEW>
Audio / Virtual
Conferencing
for Council
Meetings
Nil
Allow audio/virtual conferencing for council meetings
subject to a council resolution and making it known in the
notice of council meeting.
Give option to councils which wish to leverage on
technology for the conduct of council meeting.